Residential · neighborhood
Palasades Villas market report
Neighborhood series. Most months are too thin for a median. 16 closings in the last 12 months. Use Riverdale as the pricing context.
Closed sales through 2026-02. Live inventory is a current snapshot, not the closed month.
Data confidence: Low. 16 closings in the last 12 months. Too thin for a monthly read. Use live inventory and the surrounding market.
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How to read a neighborhood
A subdivision with a handful of sales a year cannot support the same report as a ZIP or a school. The numbers below are a trailing year, not a monthly market.
- 16 homes closed here in the last 12 months. That is enough to sketch a price range.
- Ignore a single month’s median. One luxury sale or one starter home moves it by six figures.
- Price off Riverdale, then adjust for this subdivision’s size, age, and condition.
- Check live inventory before you price or offer. Homes for sale in Palasades Villas, Riverdale →
Versus the broader market
Latest closed month only, not the 12-month figure above. The Georgia footprint is the macro context.
How homes actually closed
Based on 1 closings. One sale moves these percentages by 100 points. Read the direction, not the exact share.
If you own in Palasades Villas
Low confidence. 16 closings in the last 12 months.
- Your subdivision is a competitive set, not a market index. The trailing-year median is $169,103.
- Start with Riverdale, then adjust for lot, size, age, and condition.
- Check what is listed before you decide to sell. That live list matters more than last month’s median. Homes for sale in Palasades Villas, Riverdale →
- Homes that sold in the last year took about 31 days. If you list, price to the 12-month $/SF ($140), not a single recent sale.
What this means if you are listing in Palasades Villas
- Price to the 12-month median and $/SF ($169,103, $140), not last month and not the market-wide number. Then check it against Riverdale.
- Homes that sold in the last year took about 31 days. Longer than the 12-month DOM usually means the price is high.
- 31.3% of the last 12 months’ closings were below list. 25.0% had already reduced. Read that as a year, not as last month’s three sales.
- The live list is the competition. Homes for sale in Palasades Villas, Riverdale →
What this means if you are making an offer
- Well-priced homes can still move. Your better leverage is on homes that have sat.
- 25.0% of the last year’s closings had already reduced. That is where the negotiation is.
- Do not use the market-wide median. Start with Riverdale, then this subdivision’s 12-month $/SF.
- Last month had 1 closings. One sale does not make a market. Confirm on the live list. Homes for sale in Palasades Villas, Riverdale →
Median close price
Monthly series
Most recent months first. Neighborhood medians show with 1+ closings. One sale moves the number; use the 12-month figure for context.
| Month | Closed | Median | $/SF | DOM | Sale/list | Below | Reduced |
|---|---|---|---|---|---|---|---|
| Feb 2026 | 1 | $226,000 | $163 | 68 | 102.7% | 0.0% | 100.0% |
| Sep 2025 | 1 | $175,000 | $139 | 138 | 100.0% | 0.0% | 100.0% |
| Jul 2025 | 2 | $145,450 | $122 | 48 | 89.6% | 100.0% | 0.0% |
| Apr 2025 | 1 | $126,500 | $132 | 46 | 97.3% | 100.0% | 100.0% |
| Dec 2024 | 2 | $178,625 | $146 | 29 | 102.3% | 0.0% | 0.0% |
| Mar 2024 | 1 | $179,000 | $153 | 2 | 119.3% | 0.0% | 0.0% |
| Jul 2023 | 1 | $196,000 | $170 | 13 | 98.0% | 100.0% | 0.0% |
| Jun 2023 | 3 | $170,000 | $136 | 7 | 103.0% | 33.3% | 33.3% |
| Apr 2023 | 1 | $179,000 | $149 | 36 | 99.5% | 0.0% | 0.0% |
| Dec 2022 | 1 | $125,000 | $129 | 6 | 100.0% | 0.0% | 0.0% |
| Oct 2022 | 1 | $185,000 | $151 | 11 | 105.7% | 0.0% | 0.0% |
| Apr 2022 | 1 | $156,000 | $105 | 6 | 107.6% | 0.0% | 0.0% |
| Mar 2022 | 1 | $160,000 | $103 | 7 | 89.9% | 100.0% | 0.0% |
| Feb 2022 | 1 | $145,000 | $119 | 2 | 103.6% | 0.0% | 0.0% |
| Dec 2021 | 1 | $135,000 | $91 | 29 | 105.5% | 0.0% | 0.0% |
| Nov 2021 | 1 | $120,000 | $103 | 7 | 109.1% | 0.0% | 0.0% |
Below = closed under 99% of list. Reduced = original list higher than final list.